9011 Allwood St · Houston, TX 77016

$185,000

4 bd · 1.0 ba · 2,156 sqft · SingleFamily public records · 90 Days on market

Built 1955 7,200 sqft lot $86/sqft · 26% below area Est $251k · 26% under ↓ 26% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.7/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +6.6/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Schools +2.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LOCATION! LOCATION! SOLD AS IS - GREAT FAMILY HOME POTENTIAL! GREAT INVESTMENT OPPORTUNITY. A very large home that needs a little TLC to enjoy desirable common living areas. Perfect fixer-upper to become a family’s dream home. The seller will not make any repairs. Did not flood during Harvey. No more than 15 minutes from downtown. Easy access to major freeways - 610/I-10/59/45. Lots of remodeling in the area. The seller is motivated! The owner is anxious to sell this property. Bring all reasonable offers.

Key facts

• Easy access
• Did not flood
• Common living areas

Tags

• INVESTMENT OPPORTUNITY
• COMMON LIVING AREAS
• DID NOT FLOOD
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.1% in Houston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime F.
• Houston ISD (urban): math 27% / reading 35% proficiency, ranked #593 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 372 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• At $2,020/mo this rent would consume 51% of the median local household income ($48k/yr) (locally 1297% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (8.7% local appreciation)).
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (8.7% appreciation + 0.4% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 7.6

CMA / ARV

• ARV (median comp): $250,684
• List price: $185,000
• Delta: -26.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8817 Dandy St	0.15mi	4/3.0	2,000 (-7%)	4mo	$235,000	$118	70
8636 Allwood St	0.27mi	3/2.5 (-1)	2,348 (+9%)	2mo	$290,000	$124	60
8702 Lanewood Dr	0.48mi	3/2.5 (-1)	2,130 (-1%)	19mo	$295,000	$138	49
5709 Senior St	0.58mi	4/2.5	1,950 (-10%)	8mo	$115,000	$59	45
9230 Lanewood Dr	0.45mi	5/2.0 (+1)	1,900 (-12%)	8mo	$269,900	$142	43
8525 Spaulding St	0.51mi	4/2.0	1,842 (-15%)	10mo	$210,000	$114	39
9715 Shady Dr	0.52mi	3/2.5 (-1)	2,341 (+9%)	22mo	$200,000	$85	32
9830 Allwood St	0.58mi	3/2.0 (-1)	1,863 (-14%)	14mo	$180,000	$97	30
9940 Allwood St	0.74mi	3/3.0 (-1)	1,854 (-14%)	23mo	$220,000	$119	10

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.65% appreciation · 0.44% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.83×
• Total profit: $94,930
• Equity at exit: $148,791

10-year hold

• IRR: 21.4%
• Equity multiple: 5.92×
• Total profit: $254,858
• Equity at exit: $303,575

Cash invested: $51,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77016

• Home prices YoY: 2.8%
• Rents YoY: 0.4%
• Active inventory: 372
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$970
• Tax from tax record: −$298 /mo · $3,575/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $251

Break-even live

Break-even rent $1,703

Max offer price $185,000

Occupancy floor 83%

Sensitivity live

Price	-10% $356	-5% $303	+0% $251	+5% $198	+10% $146
Rent	-10% $91	-5% $171	+0% $251	+5% $331	+10% $410
Rate	-1.0pp $344	-0.5pp $298	base $251	+0.5pp $203	+1.0pp $154

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9422 Sandra St Unit B Houston, TX	3.0	2.5	1461	$1,875	$1.28	44d	1	0.36mi
7002 S Hall St Houston, TX	3.0	2.0	2628	$1,800	$0.68	44d	1	0.70mi
9314 Sundown Dr Unit A Houston, TX	3.0	2.5	1608	$1,675	$1.04	0d	1	0.73mi
9320 Firnat St Unit A Houston, TX	3.0	2.5	1900	$1,850	$0.97	8d	1	0.85mi
9324 Firnat St Unit B Houston, TX	3.0	2.5	1600	$1,900	$1.19	22d	1	0.85mi
9328 Firnat St Unit B Houston, TX	3.0	2.5	1902	$1,900	$1.00	44d	1	0.85mi
9326 Firnat St Unit B Houston, TX	3.0	2.5	1902	$1,900	$1.00	44d	1	0.85mi
9410 Firnat St Unit B Houston, TX	3.0	2.5	1500	$1,900	$1.27	44d	1	0.88mi
7740 Wileyvale Rd Unit B Houston, TX	3.0	2.0	1500	$3,000	$2.00	44d	1	0.90mi
5609 Denmark St Unit A Houston, TX	3.0	2.0	1410	$1,595	$1.13	44d	1	1.04mi
7426 Bigwood St Houston, TX	4.0	2.0	1997	$1,850	$0.93	14d	1	1.38mi

Listing history 11 events

1. 2026-05-13
   status Pending 521-char remark

   Show marketing remark (521 chars)

   LOCATION! LOCATION! SOLD AS IS - GREAT FAMILY HOME POTENTIAL! GREAT INVESTMENT OPPORTUNITY. A very large home that needs a little TLC to enjoy desirable common living areas. Perfect fixer-upper to become a family’s dream home. The seller will not make any repairs. Did not flood during Harvey. No more than 15 minutes from downtown. Easy access to major freeways - 610/I-10/59/45. Lots of remodeling in the area. The seller is motivated! The owner is anxious to sell this property. Bring all reasonable offers.

2. 2026-02-23
   listed $185,000 Active 521-char remark

   Show marketing remark (521 chars)

   LOCATION! LOCATION! SOLD AS IS - GREAT FAMILY HOME POTENTIAL! GREAT INVESTMENT OPPORTUNITY. A very large home that needs a little TLC to enjoy desirable common living areas. Perfect fixer-upper to become a family’s dream home. The seller will not make any repairs. Did not flood during Harvey. No more than 15 minutes from downtown. Easy access to major freeways - 610/I-10/59/45. Lots of remodeling in the area. The seller is motivated! The owner is anxious to sell this property. Bring all reasonable offers.

3. 2025-11-09
   historical
4. 2025-05-18
   price $200,000
5. 2025-03-01
   price $215,000
6. 2025-02-28
   listed $225,000 Active
7. 2024-11-09
   historical
8. 2024-06-21
   listed $249,900 Active
9. 2006-11-10
   soldstatus
10. 2006-11-10
    soldstatus
11. 1988-01-02
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,575 · $298/mo
• Projected year-2 tax: $3,575 · $298/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 24 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,243
• − Mortgage interest: −$10,363
• − Property taxes: −$3,575
• − Insurance: −$925
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$5,382
• Taxable income: $119
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $2,981/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Houston ISD
• NCES district ID: 4823640
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -6.00%
• Median HH income: $46,054
• Composite: 26.63/100
• National rank: #7173
• State rank: #593 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment C Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, TX
• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 29,841
• Household income: $47,677
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 1297.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (56%)
• Race & ethnicity: Black 56% Hispanic / Latino 42% Two or more races 28%
• Hispanic origin (detail): Mexican 34%
• Foreign-born: 18% · Canada
• Languages at home: 61% English-only · Spanish 37%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.65%
• Current HPI: 315.6765
• Rent YoY: ▲ 0.44%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-26.0% since first listed

11 events — show timeline

• 2026-05-13 Pending — HARMLS
• 2026-02-23 Listed $185,000 HARMLS
• 2025-11-09 Listing Removed — HARMLS
• 2025-05-18 Price Changed $200,000 HARMLS
• 2025-03-01 Price Changed $215,000 HARMLS
• 2025-02-28 Listed $225,000 HARMLS
• 2024-11-09 Listing Removed — HARMLS
• 2024-06-21 Listed $249,900 HARMLS
• 2006-11-10 Sold (Public Records) — Public Records
• 2006-11-10 Sold (Public Records) — Public Records
• 1988-01-02 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,575 · +11.7% YoY. Source: county tax records.